We bought our house about 2.5 years ago. Originally built in 1974, it was the first house in this subdivision by at least a decade. There were a few issues we knew about, and a few that we didn’t.
Most projects involve a lot of cursing the people who built this place because despite the structure being very solid – they went way overboard on materials – they were also idiots who didn’t seem to know how gravity works or how to use a level.
A big issue we learned about after the sale was the storm water drainage issues, including a complete lack of storm water drains, no drainage around the foundation, and a bad leak at the lowest corner that would routinely flood the basement after a moderate rain.
Oddly enough, the foundation is in pretty good shape and has no major cracks or settling. Probably because the ground underneath it is a very compact mixture of clay and rock.
Stormwater Mitigation Steps Taken Prior to Now:
- Installed a central drain line to divert downspout runoff on one side of the house. (Took a day with a mini-excavator).
- Dug up an existing and fully blocked drain line on the other side. Replaced most of it (took two weeks of evenings by hand).
- Replaced all the gutter and valley guards (as part of roof replacement).
- Sealed cracks in front sidewalk.
This upgrades resolved most of the flooding. I learned last spring that if the gutter guards aren’t kept reasonably clean, the gutters will overflow and dump water next to the foundation, resulting in basement flooding. I figured it would be best to install a sump pump with the best place being at the lowest point. Unfortunately, the lowest point is in a weird little crawlspace that’s big enough to stand up in but only has a 2’x2’ access door.
The other day, I started to dig the hole for the sump pit and immediately found a concrete slab extending 2 feet out from the interior wall I didn’t know was there because it was covered with dirt.
I cursed the people who built this house – for the hundredth time – for not just digging a basement for the entire length of the house which probably would have been one hell of a lot cheaper than the excessive number of blocks walls they built to accommodate a small basement and four (4) separate crawlspaces.
…anyway…
I jackhammered through the slab and started digging out the sump pit. It’s slow going due to the ground being very hard and rocky but I’ll get it done eventually.
That would be a huge job. I think it would probably pay off more if the ground was flat and standing water was a greater risk. Around here it’s very hilly and the soil is not that absorbent.
Water runs down hill. It’s just a question of making sure it runs away from the house which it now does 99% of the time.
Yeah I had a house on a huge hill and did both a French drain and sump pump.
Part of the challenge is that most of the rainwater doesn’t originate from the exterior in the area where I’m working.
When they poured the front porch (which is actually towards the rear of the house from the street since the house sits sideways on the lot), they didn’t backfill it correctly. As a result, there’s a nice little spot next to the foundation, under the front walkway, where water that gets through cracks in the walkway gets funneled downhill under the walkway and front porch, through the exterior wall, and into the corner where I’m digging.
There’s a small hole in the wall on the other side of this crawlspace (see photo). When I first discovered it I looked in and could see the front porch slab above it. It’s big enough inside that if the hole were bigger I could probably crawl into it.
Long term, the whole walkway needs to be ripped out, backfilled, and replaced. But that’s going to be $$$ so it will be a few years before I can do that.